94 E 18th St · South Apopka, FL 32703

$250,000

3 bd · 2.0 ba · 1,253 sqft · Townhouse public records · 336 Days on market

Built 2006 6,861 sqft lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Looking for a 3 bed home in Apopka under 300k with no HOA? Now offered with a price improvement to 250k, this 2006-built property delivers a rare combination of affordability, functional layout, and flexibility, making it a strong option for buyers seeking value and freedom from restrictions in today’s market. This 3 bedroom, 2 bath home in Apopka features a split floor plan designed for comfortable daily living and added privacy. The open living and dining area sits at the center of the home, creating a natural gathering space with easy flow for both everyday use and entertaining. The primary suite is positioned separately from the seco

Key facts

• Move-in ready
• Open-concept living
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT LIVING
• SPACIOUS DINING AREA
• MOVE-IN READY

Property features AI

Finance

• Other: Homestead exempt; Zoned R-2
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic sewer; Cable connected; Electricity connected; Water connected
• Home design: Residential half-duplex; One story; North-facing
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on a lot of about 0.16 acres
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closets; 5 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (8.0% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#578 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.8%/yr); 573 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 38% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-27,678
• Equity at exit: $37,276

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-25,218
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32703

• Rents YoY: -2.8%
• Active inventory: 573
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $309

Break-even live

Break-even rent $1,908

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $450	-5% $380	+0% $309	+5% $238	+10% $167
Rent	-10% $127	-5% $218	+0% $309	+5% $400	+10% $490
Rate	-1.0pp $435	-0.5pp $372	base $309	+0.5pp $244	+1.0pp $178

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1353 Clarcona Rd Apopka, FL	4.0	2.0	1530	$2,275	$1.49	15d	1	0.16mi
137 W 20th St Apopka, FL	3.0	2.0	1209	$2,045	$1.69	22d	1	0.28mi
40 W 12th St Apopka, FL	4.0	2.0	1437	$2,899	$2.02	22d	1	0.45mi
50 W 12th St Apopka, FL	4.0	2.0	1437	$2,300	$1.60	15d	1	0.46mi
402 W 17th St Apopka, FL	4.0	2.0	1380	$1,950	$1.41	24d	1	0.59mi
827 Creeping Fig St Unit 1 Apopka, FL	3.0	2.5	1688	$2,895	$1.72	22d	1	0.69mi
1357 Woodwind Dr Apopka, FL	3.0	2.0	1174	$2,200	$1.87	8d	1	0.79mi
1576 Palmstone Dr Apopka, FL	3.0	2.0	1180	$1,959	$1.66	8d	1	0.84mi
1595 Marden Rdg Lp Apopka, FL	1.0–3.0	1.0–2.0	1055	$2,195	$2.08	3d	44	1.01mi
1598 Royal Oaks Dr Apopka, FL	3.0	2.0	1578	$2,355	$1.49	24d	1	1.07mi
1250 Marden Rd Apopka, FL	1.0–3.0	1.0–2.0	1089	$2,895	$2.66	3d	26	1.07mi
1008 Royal Oaks Dr Apopka, FL	3.0	2.0	1368	$2,295	$1.68	22d	1	1.20mi
356 W 4th St Apopka, FL	3.0	2.0	1250	$2,300	$1.84	24d	1	1.23mi
1248 E Cleveland St Apopka, FL	4.0	2.0	1213	$1,989	$1.64	3d	1	1.30mi
1635 Callie Ct Apopka, FL	3.0	2.5	1285	$1,795	$1.40	24d	1	1.35mi
1266 Sheeler Hills Dr Apopka, FL	4.0	2.0	1788	$2,290	$1.28	3d	1	1.36mi
1206 Sheeler Hills Dr Apopka, FL	3.0	2.0	1204	$2,140	$1.78	4d	1	1.45mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,650	$2.71	2d	6	1.48mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,695	$2.79	8d	6	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $250,000 Active 336 DOM
2. 2026-06-18
   days on market $250,000 Active 333 DOM
3. 2026-06-17
   days on market $250,000 Active 332 DOM
4. 2026-06-16
   days on market $250,000 Active 331 DOM
5. 2026-06-15
   days on market $250,000 Active 330 DOM
6. 2026-06-13
   days on market $250,000 Active 328 DOM
7. 2026-06-13
   days on market $250,000 Active 327 DOM
8. 2026-06-09
   days on market $250,000 Active 324 DOM
9. 2026-06-08
   days on market $250,000 Active 323 DOM
10. 2026-06-07
    days on market $250,000 Active 322 DOM
11. 2026-06-04
    days on market $250,000 Active 319 DOM
12. 2026-06-03
    days on market $250,000 Active 318 DOM
13. 2026-06-02
    days on market $250,000 Active 317 DOM
14. 2026-06-02
    days on market $250,000 Active 316 DOM
15. 2026-05-31
    days on market $250,000 Active 315 DOM
16. 2026-05-15
    status Active
17. 2026-05-01
    status Pending
18. 2026-04-22
    price $250,000
19. 2026-04-10
    price $260,000
20. 2026-04-09
    price $265,000
21. 2026-03-23
    price $270,000
22. 2026-02-27
    price $275,000
23. 2026-01-03
    price $280,000
24. 2025-08-16
    price $285,000
25. 2025-07-06
    listed $290,000 Active
26. 2006-10-17
    soldstatus $180,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,105 · $92/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$970/yr (+$81/mo · 87.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,586
• − Mortgage interest: −$14,004
• − Property taxes: −$1,105
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$7,273
• Taxable loss: −$459
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $3,816/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — South Apopka

• Score: 67/100
• State rank: #578
• US rank: #10996

Category grades

Amenities F Commute A+ Cost of living A+ Crime B- Employment F Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Apopka, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,269
• Household income: $72,880
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2191.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 30% Black 28% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.30%
• Current HPI: 319.2139
• Rent YoY: ▼ -2.75%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+38.9% since first listed

11 events — show timeline

• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-06 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-17 Sold (Public Records) $180,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,105 · +13.2% YoY. Source: county tax records.